joining me is ceo terry brown. thank you for being here. you were telling me within the out door malls that you run, big names like targets and whole foods really are bringing in customers for all the other smaller side businesses so things are improving. >> things are definitely improving. it takes real anchor of whole foods and other retailers who bring customers back to a shopping place or location once or twice a week. someone like wholefoods is driving traffic. a lot of people buy their groceries every day to prepare dinner. cheryl: 95% occupancy right now. what we are seeing in the forecasting is 2013 rates are going to go higher. less rent space for you. >> we are approaching pre recession peak in terms of -- we approach 95% of the business, we are largely full but hopefully in 2013 they will allow us to start to put trends to drop -- cheryl: you have $3 billion invested in all of these properties but northeast a heavy center for you, connecticut, new york, what were the effects of the storm on your attendance? >> we were very fortun